Versatile Office
For Sale
$315,000
7812 BOIS D ARC Drive, El Paso, TX 79925
Office space with on-site and street parking and flexible layout under S-D zoning near hospital and I-10 access.
Property Size1,400 SF
Price / SF$225
Days on Market82
Property Features for 7812 BOIS D ARC Drive
General Information
Standard status
Active
Size
1,400 SF
Property subtype
General Commercial
Zoning
S-D
Additional Details
Highway Access
Yes
Listing Agency:
Pindrop Realty
(915) 276-7629
Listed By:
Jose Martinez
(915) 276-7629
Source:
Xome
Added: May 17
Changed: Jul 10
Last Checked: Aug 6 at 4:08AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Pindrop Realty
Investment Insights
Based on property information with market context.
This property offers approximately 1,400 square feet of commercial office space with a versatile layout designed to accommodate a range of permitted uses under S-D zoning. The offering includes both on-site and street parking, supporting day-to-day access for staff and visitors.
Located in El Paso, the property is described as being near major business and medical corridors, with convenient access to a hospital and I-10 minutes away. It is positioned among established commercial properties and professional services, which can support a tenant mix that draws regular client and customer traffic.
For an owner-user, the configuration and S-D zoning may support a variety of professional and business uses, backed by practical parking options. For investors, the space may appeal due to its functional office buildout and access to major regional routes, while the zoning framework provides flexibility for permitted uses under S-D guidelines. Interested parties should confirm the specific permitted uses directly with the local jurisdiction to ensure the intended operation aligns with the S-D zoning requirements.
Located in El Paso, the property is described as being near major business and medical corridors, with convenient access to a hospital and I-10 minutes away. It is positioned among established commercial properties and professional services, which can support a tenant mix that draws regular client and customer traffic.
For an owner-user, the configuration and S-D zoning may support a variety of professional and business uses, backed by practical parking options. For investors, the space may appeal due to its functional office buildout and access to major regional routes, while the zoning framework provides flexibility for permitted uses under S-D guidelines. Interested parties should confirm the specific permitted uses directly with the local jurisdiction to ensure the intended operation aligns with the S-D zoning requirements.
Key Highlights
- 1,400 SF commercial property zoned S‑D with versatile layout for permitted uses under the zoning
- Heating available (3)
- On‑site parking plus unassigned on‑street parking
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$17,722
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.63%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$354,440
$354.4K
Cap Rate 7%
$253,171
$253.2K
Cap Rate 9%
$196,911
$196.9K
Market Conditions
NOI Build-Up for 1,400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$29.1K $20.76/SF
− Vacancy
−$5.4K −$3.88/SF
EGI
$23.6K $16.88/SF
− OpEx
−$5.9K −$4.22/SF
NOI
$17.7K $12.66/SF
Area
El Paso, TX
Vacancy
18.70%
Lease Rate
$20.76 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$354,440
Cap Rate 7%
$253,171
Cap Rate 9%
$196,911
Alternative Uses
Best Use
Office B
$253.2K
$221.5K – $295.4K
NOI $17,722 @ 7.0% cap · market cap 5.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$351.2K
$307.3K – $409.8K
NOI $24,586 @ 7.0% cap · market cap 7.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,134
Businesses Nearby
Explore this area
Business Placement
Demographics for 79925, TX
38,422
Population
16,272
Households
2.4
Avg Household Size
39
Median Age
26%
College-Educated
85%
High-School Grad
17.5 sq mi
ZIP Area
2,196
Density / Sq Mi
$57,735
Median Household Income
$34,167
Median Earnings
$1,039
Median Rent
$176,300
Median Home Value
Market
Vacancy Rate% for Office in El Paso, TX
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Office space with on-site and street parking and flexible layout under S-D zoning near hospital and I-10 access.
Where is this office units located?
The property is located at 7812 BOIS D ARC Drive El Paso, TX.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: 1,400 SF commercial property zoned S‑D with versatile layout for permitted uses under the zoning; Heating available (3); On‑site parking plus unassigned on‑street parking
